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Light Rain
Winds: South 8
Seems to me the holiday season was different this year. Or might it be that my perspective has changed?
I'm growing curmudgeonly on a number of concerns these days, and I plan to sweep the deck clear of them every few weeks.
Didn't you think we saw more than the usual Christmas arguments about whether or not Santa Claus is real? By chance or intention, the debate raged from a whisper to an avalanche.
And guess what? The most authentic Santa sighting of the season, and I wasn't there.
So. A brief expression of appreciation nonetheless. Read More»
Things are a little slow this week, but we're gearing up for the new year - City Hall Closed on Friday, Christmas Tree Recycling is January 8, gas golf cart ban back on January 20 agenda, and status reports on the South 74 Baseball/Soccer Complex traffic signal efforts and the City Manager search. Read More»
Where is Jesus this Christmas? In many churches, he will be found as a child occupying a manger in a Nativity scene. Some will find him in the songs of the season. Some songs will ask, "What Child is This?" while others will place him in a little town called Bethlehem. Still other musical works will marvel at how the herald angels sang or how silent was the night at his birth.
Yet other people, with all sincerity, will ask, "Where is Jesus?" Read More»
Funny thing about life is that if you live long enough, you'll have the chance to play each role. To better illustrate my point, we'll use one of the many traditions of the season, the Christmas card.
Since it's Christmas Eve, one would think great thought and timing went into this article. Nope, I just needed a break from writing all of those addresses. I finished mine in 10 minutes, but The Wife's got lots and lots of friends and needed some help. Read More»
Every time I see TV pundits discussing politics and lamenting how one of the parties is obstructing the other's "progress," I have to wonder whether they are shills for the blocked party or merely naive children. Our system was designed purposely to be slow in making change, with one side blocking the other when government is divided among divergent views. Read More»
One of the key provisions of the Obama administration's healthcare law has been struck down as unconstitutional by Federal District Court Judge Henry E. Hudson. The decision is the culmination of a lawsuit brought by the Commonwealth of Virginia against Health and Human Services Secretary Kathleen Sebelius. Read More»
The ruling by U.S. District Court Judge Henry E. Hudson that the Affordable Care Act (ACA), also known as "Obamacare," unconstitutionally imposes a requirement that everyone carry health insurance or be taxed for not doing so, has placed the law on legal life support. Ultimately it will be up to the U.S. Supreme Court to either pull the plug on this unaffordable monstrosity, or uphold it and put taxpayers in the equivalent of a persistent vegetative economic state. Read More»
His name was Ricky and though I remember the gift he gave me that Christmas 30 years ago, I don't recall his last name. I wish I did.
Boy, was he cute. He had red hair, blue eyes that sat amidst a lake of freckles and a smile that few people ever saw though he shyly shared it with me on occasion.
I always saw him as I sauntered toward my fourth period home economics class that was directly across from his. He was a few years younger and was one of a handful of students in the Special Ed class. Read More»
I recently heard a newscast that reported Americans are spending about $20 less per person this year than last year on Christmas gifts. Our average this year is about $680.
Then the newscaster said that 31 percent of Americans feel they are worse off economically this year than last. That same day, a news article found its way to my inbox with the headline, "Study Says Recession Catching Up to Churches." Read More»
The older I get and the more I understand about human behavior, the more certain I am that we are social creatures. The most serious psychological conditions in human children involve neglect and abuse – situations where the child either has minimal or no social interaction or where that interaction is painful. Read More»


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Douay-Rheims (RHE) | New International Version (NIV) |
1 After these things, king Assuerus advanced Aman, the son of Amadathi, who was of the race of Agag: and he set his throne above all the princes that were with him. | 1 After these events, King Xerxes honored Haman son of Hammedatha, the Agagite, elevating him and giving him a seat of honor higher than that of all the other nobles. |
The Douay-Rheims Bible is in the public domain. (Douay Rheims Catholic Bible Translation Online) | Scripture quoted by permission. Quotations designated (NIV) are from THE HOLY BIBLE: NEW INTERNATIONAL VERSION®. NIV®. Copyright © 1973, 1978, 1984 by Biblica. All rights reserved worldwide. (New International Version Bible Online) |


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Gurmeet Choudhary
Gurmeet Choudhary in Jhalak Dikhhla Jaa 5 - Dancing with the stars TV Show
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TV Show Jhalak Dikhhla Jaa 5 - Dancing with the stars
Celebrity : Gurmeet Choudhary
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aha hip hop wala gurmeet ...
Gurmeet u r the best
Keep on rocking!!!
Gulabi Ankhein jo teri dekhi...sharabi yeh dil ho gaya
sambhalo mujhko.. o mere yaaro...
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Akinfenwa hails Cobblers strikers
Northampton striker Adebayo Akinfenwa believes manager Ian Sampson has good attacking options this season.Goals from the 27-year-old and Courtney Herbert helped the Cobblers to a 2-2 draw with Bury at the weekend. "Courtney showed pace, power and composure and looks like one for the future," he told BBC Radio Northampton. "But they're all good centre forwards here, and the manager has got a nice headache. Personally, it's always nice to get on the scoresheet." Akinfenwa, who is one of five.... read more
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TODAY HOY • The Viles Scholarship Foundation announced that the deadline to apply for the Viles Scholarship has been extended to Monday, April 18. For applications or information, call LouElla Marr-Montoya at 425-7108 or 429-0508. Applications have been made available to the counselors at high schools.
Submit your calendar items and notices to mlopez@ lasvegasoptic.com
• The Justin J. Roper Memorial Scholarship applications are available. The scholarship is open to West Las Vegas seniors. Applications are now available at the West Las Vegas High School counselor's office. Application deadline is April 29.
TODAY HOY • Herff Jones will be at Robertson High School from 9:30 a.m. to 10 a.m. on Friday, April 15 at McFarland Hall Gym for final delivery of graduation orders. For more information, call Charlene Jiron at 454-5770 ext. 212.
By Margaret McKinney Highlands University
The New Mexico Highlands University Concert Choir will perform 'Brahms, White and Blue' at 3 p.m. on Sunday, April 17 in Ilfeld Auditorium.
The first part of the concert features Highlands University music faculty member Linda King on piano performing Brahms Piano Quartet in G minor, opus 25 with a string quartet.
Santa Fe musicians in the string quartet include Carol Hawkins, violin, Elena Sopoci, viola, and Dana Winograd, cello.
Submitted to the Optic How could the Holocaust have happened? Why did it happen? Is there a possibility it could happen again?
And in Challenging Our Inhumanity, can we prevent Holocausts and Genocide from happening to any group of human beings?
In remembering the now-silent voices, the Las Vegas Jewish Community invites the public to join the first interfaith dialogue on the Holocaust or Shoah, the Hebrew word.
The VFW Hall was the scene of a gala affair on Saturday evening as many guest and dignitaries gather to hold the annual Chamber banquet and awards night. There was also an auction of items donated by different organizations and members.
The Master of Ceremonies was State Representative Thomas Garcia and Mora Schools Superintendent. He opened the gathering by welcoming the guests and introducing the dignitaries present.
Community Calendar
Friday 3 p.m. - Mora Ranger baseball vs. Cimarron, away
Saturday 10 a.m - Mora track and field at Santa Rosa, away 10 a.m. - Mora Little League Baseball camp, little league fields in Holman Noon - VFW and VFW Auxiliary District 5 meeting VFW Hall 7 p.m. - Retirement Party for Jack Atkins, manager of Russell's Discount Foods at VFW Hall
I continue to enjoy the walk down memory lane with Joseph Baca and jesus Lopez on KFUN on Monday. One thing leads to another with these talk shows, and recently they listed the many "Mom and Pop" grocery stores we used to have there. Yes, that was the term used to describe them at the time.


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47-Story "Planetarium" Tower Proposed Near Capital
According to the developers, "A state-of-the-art science and technology museum, with the largest planetarium in Texas, will be the newest addition to Austin's Museum District.
Planned to be built on State land across the street from the Bob Bullock Texas State History Museum and the Blanton Museum of Art, the proposed 157,000 square foot facility will include the largest planetarium in Texas, a full-spectrum interactive science museum, and a technology center showcasing Texas innovations and ingenuity. The development of a science complex at this location will solidify a Museum District for Austin, increasing visitation to the surrounding museums and adding a tourist destination just blocks from the State Capitol and the University of Texas at Austin Campus.
Rendering of the Proposed Planetarium Tower
Rendering of the Proposed Science Museum & Planetarium
In a joint effort, the Austin Planetarium, a nonprofit with the goal of building a world-class science and technology museum in Austin, and KUD International, a private sector development firm, have submitted an unsolicited proposal to the Texas Facilities Commission for a ground lease on the property located at North Congress Avenue and Martin Luther King Jr. Boulevard. This innovative public-private partnership will create a development that also includes a 47-story residential tower, restaurants, a gift store, retail space and over 1000 underground parking spaces, meeting the mixed-use and high-density vision of the State of Texas for that location. "This partnership is the opportunity we have been working very long and hard to achieve," states Executive Director Torvald Hessel, "by attracting a major international development firm, we have shown that, as a grassroots organization, we can do this."
The total cost of the development is estimated at $240 million, which includes $95 million for the science and technology museum. So far, funding for a third of the museum's cost has been identified, thus offering confidence to bring in additional donors and investors. The development will attract over 600,000 annual visitors and will create more than 650 full and part-time jobs to the area, over $10 million in tax revenue over 10 years, ground rents for the State, and $60 million in annual economic impact. Furthermore, through its presence in the Capital City, it will serve as point of pride for the City and the State alike.
The Planetarium will continue its fundraising activities while the State considers the proposal for the site. If the proposal is accepted by the State, it is expected that the process will take approximately a year and that construction will begin shortly after an agreement is finalized.
Strange Trends in Downtown Condo Sales
We've tracked the sporadic reporting of downtown sales over the last two years and now the trend show some very interesting results. First, Spring and the Four Seasons are selling at a very good clip. While the data is less reliable, the W and Austonian sales seem to be relatively flat.
In comparison, sales at BartonPlace across the lake have been very weak with just 37% of units sold after two years of marketing. In September of 2010, BartonPlace reported that 154 units were sold or under contract. A year ago, they reported that 85 units were sold and 54 were under contract. The new data suggests that just 100 units are sold or under contract -- 54 fewer than were reported in September of 2010.
Here is the detailed data:
Now: 242 / 247 units sold or under contract
One Year Ago: 215 / 248 units sold or under contract (201 sold & 14 under contract)
September, 2010: 158 / 248 units sold or under contract
Y/Y Change: + 28 units sold or under contract
W Residences
Now: 89 / 159 units sold or under contract (estimated)
One Year Ago: 86 / 159 units sold or under contract (40 sold & 46 under contract)
Last September: 84 / 159 units sold or under contract
Change: + 3 units sold or under contract
Four Seasons
Now: 108 / 148 units sold or under contract
One Year Ago: 79 / 148 units sold or under contract (68 sold & 11 under contract)
September, 2010: 77 / 148 units sold or under contract
Change: + 29 units sold or under contract
Now: 100 / 270 units sold or under contract
One Year Ago: 139 / 270 units sold or under contract (85 sold & 54 under contract)
September, 2010: 154 / 270 units sold or under contract
Change: - 39 units sold or under contract
Now: 89 / 162 units sold or under contract (estimated)
There are just four condo buildings with available new units in downtown Austin. Of these, Spring is the only mid-priced project. As of the end of March, the project had just 5 units remaining. With Spring essentially sold out, it will be many years before new mid-price inventory will be available downtown. In the meantime, there will be increased demand on the mid-price resale market as people who want to live downtown purchase existing units.
Prime Downtown Statesman Site for Sale?
Now the Statesman's parent company is considering multiple unsolicited offers for the site which experts believe could be worth $50 - $80 million. For the Statesman, it is probably not necessary or cost effective to print newspapers on one of the most expensive pieces of land in the City. They currently must pay roughly $1 million in property taxes each year based on the site's current $39.8 million valuation.
The Statesman building was constructed in 1980. It houses the bulk of the newspaper's 500+ employees as well as the printing plant and packaging facilities. The 330,000 square foot building s surrounded by 500+ parking spaces for employees and visitors. Without any public parking or ground-floor retail, the current Statesman site in one of the reasons that the prime south congress shopping and dining areas are so disconnected from downtown.
The Statesman Site (Source: Statesman)
The Statesman has said that they would relocate the paper within Austin if the downtown land was sold to developers. Development of the site, however would have challenges as the parcel would face numerous height and setback restrictions. In addition, South Austin neighborhoods have been strong opponents of high-rise development on the south shore of the lake. But the site does offer great benefits for dense development and the opportunity to serve as a pedestrian gateway connecting South Austin to the heart of downtown.
Austin: The Fastest Growing City
The rapid population growth of Austin make downtown development important: as thousands of people move to Austin, the City will need to choose between density and sprawl. Density is more efficient and more environmentally friendly. It also means less traffic. But the high costs of dense development and long-lead times for new projects make it difficult for downtown projects to keep up with downtown housing demand.
Two More 50-Story Towers Proposed
Last week's big announcement was that two fifty story tourers could rise in the warehouse district. According to the statesman, The Sutton Co. wants to build the project on about two acres it has under contract bounded by Rainey and Driskill streets and East Avenue. The development would continue the transformation of a part of downtown where a new nightlife scene has emerged with the addition of numerous bars and restaurants. Together, the towers could have as many as 800 to 1,000 apartment and condominium units, along with hotel rooms in the first tower to break ground, said Mac Pike, a principal — along with Wally Scott — in the Sutton Co. The first tower, which Pike estimated would cost $75 million to $100 million to build, is at least a year to 18 months from breaking ground and would require a number of city approvals, he said.
It's key to note that financing has not been secured for the very ambitious project In addition, the project would require approval from the city's Historic Landmark Commission to knock down the houses on the site. It would also likely require additional special exemptions to build a project that tall on the Rainey street site. The developer does have a strong track record in the City "having converted older buildings into the Brazos Lofts in 1999, the Avenue Lofts in 2000 and, later, co-developing the Plaza Lofts, a new condo high-rise built in the early 2000s."
Two Towers Proposed for the Rainey Street Neighborhood
New Development Near 6th & Lamar
30-Story Office Tour to Rise in Warehouse District
So it will be mixed emotions that downtown dwellers will greet yesterday's news of a new 30-story shiny glass office tour planned for one of the key warehouse district blocks. The tower, which will certainly block many Austonian northwest views, will contain 18 stories of fancy offices on top of 12 stories of above-ground parking. The building is being developed by Cousins Properties which also developed the Frost Bank Tower just a couple of blocks away. Fortunately, the new building will not sport the same giant nose hair trimmer crown.
The building -- currently named "Colorado and Third" -- is planned for a parking lot site that was previously supposed to become a hotel. The lot, located on 3rd and Congress, is at a prime intersection connecting the warehouse district to the Second Street District.
The 30-Story "Colorado & Third" Project
There is no doubt that the expansion of downtown Austin office inventory is essential to bringing more people downtown and to increase downtown destiny. According to the Statesman, "Cousins has filed for a zoning change with the city to build a tower with more square footage than current zoning would allow. Hendricks is presenting Cousins' plans to brief the Downtown Commission on the project this afternoon. The commission is an advisory board that makes recommendations to the City Council on downtown policies and projects. Hendricks said two key factors are driving Cousins' decision to add more office supply downtown, where office rents and occupancies are on the rise. About 80 percent of the leases for first-class office space downtown will come up for renewal between 2012 and 2016. In addition, the downtown office market is becoming increasingly diversified, with a growing number of technology companies choosing to locate in the central business district, pushing up the demand for space."
The project would include 6,000 square feet of retail on the ground floor.
This Sunday: Downtown Living Tour
In addition to many great units in the major condo projects, you'll get to see the very amazing Graeber Residence, one of the few single family downtown residences.
Graeber Residence: Part of the 2012 Downtown Living Tour
The tour gets you access to just about every building that you should see:
- The Buttrey Building - 107 W. Sixth
- The Graeber Residence at 410 E. 6th Street
- 555
- The 360 Condominiums
- The Railyard Condominiums
- The Milago - PH08
- The Shore Condominiums
- The Residences at The W
- Towers of Town Lake
- The Four Seasons Residences (VIP only)
- The Speaker's Apartment at The Capitol (VIP Only)
You'll need tickets --- so visit www.atxdlt.com for the full tour details and to buy tickets for Sunday.
Green Redevelopment Tension Builds
According to a lengthy editorial on the subject by the Austin American Statesman editorial board, "Under the 2008 proposal, Trammell Crow agreed to pay the city $42.4 million over several years to buy and transform the land, beating four other teams that submitted bids with an offer that 25 percent of rental housing it built on the land would be affordable. That meant that 80 of the planned 320 apartments would be rented to those who earn less than 80 percent of Austin's median family income and 240 apartments for more moderate incomes. Trammell Crow also proposed building a housing project for seniors. It would build many other features as part of its $500 million project, including offices, shops and restaurants, making it one of the biggest developments ever built downtown.
But that was not the deal city staffers brought back to the City Council earlier this month. That proposal increased the total number of apartments to 826, but decreased the percentage of affordable housing to 10 percent. That change would yield 87 affordable apartments. Five of those would be designated for low-income people, while the rest would go to people earning incomes of below $43,000 for a single person to just more than $60,000 for a family of four. Also, Trammell Crow is offering $250,000 for improvements to Shoal Creek near the Green site, $375,000 for public art, $150,000 for on-site music programs and discounted office space for nonprofit groups, among other things."
The Undeveloped Green Water Treatment Plant Site: Now Just a 4.4 Acre Fenced Lawn
The editorial also points out that the City shifted responsibility for construction of a $60 million underground parking garage from the City to the Developer, further increasing the development costs.
The bottom-line seems clear the market has accelerated dramatically over the last few years. Downtown land values continue to spike. There is more need than ever for affordable housing downtown. The 4.4 acre site -- one of the best downtown sites that will ever be developed -- requires the City to get the best deal possible. Since it's City-owned land, community pressure is building for the Council to look at increasing the cash payment for the site, increasing the about of affordable housing included within the project, and decreasing City costs by shifting as much development responsibility to the developer.
According to the Statesman, "The council has time to do that when it again takes up the Green proposal on April 26. If its goal is to get more or longer-term affordable housing, council members should be willing to pay for that with concessions or trade-offs in the proposed deal, given that Trammell Crow is paying market value for the land and building an underground parking garage. Perry Lorenz, who is working with Trammell Crow, said its intentions still are to build senior housing on the site. That is good; it should be spelled out in a new deal, as well. . . Certainly the city is wise to do business with the private sector regarding the sale of Green; as city property, it is not generating taxes or income. Trammell Crow estimates that when developed, the project will generate $112 million over 30 years in city property taxes. A previously adopted council policy would steer $67 million of that to the city budget for services such as parks and libraries and $45 million to a fund the city uses to build and renovate affordable housing across the city.
The Green deal offers a good opportunity to increase affordable housing downtown. It is public property, and there is value in having a downtown that is populated by people from different walks of life. But the city has to be willing to pay for that benefit on property that, when sold, will be in private hands."
Metered Parking: Good for Downtown Business
According to City, the result of the change has been an increase in parking capacity with room for as many as 6,000 more cars on downtown streets on most weekend nights. With the change, the City reports, long-term parking has moved into garages while short-term parking has stayed on the street. According to KXAN, "Now, people are about three times more likely to find a space on the street to park."
The additional parking may have boosted business revenue dousing the period, although it is difficult to attribute the corresponding rise in business revenue and taxes during the period to just one source.
Update: Green Water Treatment Redevelopment
According to the Austin Business Journal, "Some residents are complaining that Trammell Crow's plan doesn't offer enough affordable housing and there are concerns being expressed about safety issues for construction workers. The downtown block of land at Cesar Chavez and San Antonio streets was appraised at $41 million. Under the agreement, Trammell Crow would purchase the land for $42.4 million over the course of a few years."
Renderings of the Proposed $500M Green Water Treatment Site Redevelopment
One of the major issues driving reconsideration of the project is Tramell Crow's reversal of its 2008 commitment to provide 320 units of affordable housing as part of the development. According to YNN, " Trammell Crow plans to lease 127 apartments below market rate for seven years so more families can afford to live downtown, which is fewer than the 320 units pitched to planners in 2008. "We want to go back over this project and make sure that we are getting the maximum return on our investment, that we are getting the levels of affordability and that they are staying affordable for more than just five years," Martinez said. Martinez says 40 percent of property taxes gained from Project Green will go to the city's affordable housing trust fund.
The City Council is now scheduled to vote on the project on April 26.
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Austin: Top Investment Market
Austin ranks high for the potential for market appreciation and ability to generate financial returns through renting. With a very strong rental market, rapidly increasing rents, and low interest rates, more people are purchasing investment properties in Austin. According to the Austin Business Journal, "Austin's potential for price growth is one of the best in the nation and the median list price of $229,500 is about 12 percent higher than a year ago."
The Top 10 Real Estate Investment Markets:
1. Tucson, Ariz.
2. Austin
3. Kansas City, Mo.
4. Baltimore
5. Fort Worth, Texas
6. Salt Lake City
7. San Jose, Calif.
8. Raleigh, N.C.
9. Milwaukee
10. St. Louis
With high downtown rents and low interest rates, an increasing number of buyers are looking to invest in downtown condos, funding the payments by renting the units out. While it is increasingly possible to make such investments "cash flow positive," many building restrict speculative purchases by limiting the ability to rent out units. Some buildings have special rental deeds which require larger deposits.
It's Official: Austin Growing Like Crazy
"Austin experienced the second largest urban population growth over the last 10 years when compared to its peers, according to the U.S. Census Bureau.
Among urbanized areas with populations of 1 million or more, Austin — with a growth rate of 51.1 percent — ranked behind Charlotte, N.C., which grew 64.6 percent from 2000 to 2010."
More information is available here.
Nokonah shows strong Price Appreciation, 360 Growth Flat
Here is what we learned:
- The most expensive projects are all new: the W ($620/SF), the Austonian ($557/SF), and Spring ($436 / SF).
- Units in the W averaged an insanely high $1.24M each
- 360, the largest downtown project, had the most annual sales at 46: almost one per week
- Greenwood saw the highest rate of year-over-year price appreciation at 16.8%, followed by the Nokonah at 15.9%.
- Two condo conversion projects, the Brown Building and Brazos Place, saw the largest yea-over-year price declines (-11.0% and -10.5% respectively)
- Greenwood, Towers on Town Lake and Sabine were the most affordable downtown projects and also some of the fastest appreciating
- The two biggest selling projects, 360 and Shore, saw relatively flat price appreciation
- Milago stood out as a high performer with solid sales volumes, price appreciation, and very rapid sales
Here is the full analysis:
2011 MLS Sales Result by Building: Price & Sales Trends
Project | Sales | Avg $ | $/SF | 2010 $/SF | Y/Y % | Avg SF | % Ask | ADOM |
W Austin Hotel & Residences | 6 | $1,244,331 | $620 | n/a | n/a | 1,958 | 98.1% | 156 |
Austonian | 3 | $948,333 | $557 | n/a | n/a | 1,711 | 94.2% | 84 |
Spring Condo | 9 | $471,056 | $436 | n/a | n/a | 1,076 | 94.3% | 46 |
Nokonah | 8 | $555,451 | $390 | $337 | 15.9% | 1,325 | 95.3% | 133 |
360 Condominiums | 46 | $355,745 | $377 | $378 | -0.5% | 935 | 97.2% | 67 |
Austin City Lofts | 8 | $664,125 | $363 | $373 | -2.8% | 1,775 | 95.4% | 74 |
904 West | 10 | $241,126 | $352 | n/a | n/a | 684 | 98.7% | 116 |
Shore A Condo | 19 | $350,850 | $311 | $306 | 1.8% | 1,113 | 95.6% | 89 |
Brazos Lofts Condo Amd | 4 | $380,375 | $302 | $305 | -1.0% | 1,256 | 96.4% | 128 |
Plaza Lofts | 3 | $515,000 | $301 | $288 | 4.3% | 1,679 | 94.6% | 260 |
Five Fifty 05 | 8 | $426,813 | $300 | $299 | 0.5% | 1,423 | 95.3% | 80 |
Milago | 17 | $335,293 | $285 | $265 | 7.5% | 1,135 | 97.9% | 31 |
Railyard Condo | 8 | $200,027 | $266 | $251 | 6.2% | 776 | 97.1% | 68 |
Brown Building | 8 | $321,119 | $259 | $291 | -11.0% | 1,243 | 96.9% | 84 |
Cambridge Condo | 7 | $335,301 | $233 | $254 | -8.0% | 1,440 | 93.5% | 117 |
Brazos Place | 4 | $217,850 | $228 | $255 | -10.5% | 943 | 98.4% | 70 |
Avenue Lofts | 4 | $302,125 | $228 | $242 | -5.8% | 1,299 | 95.2% | 131 |
Sabine On 5th | 4 | $215,000 | $213 | $205 | 3.7% | 1,017 | 95.4% | 95 |
Towers Town Lake | 11 | $299,636 | $207 | $194 | 6.8% | 1,428 | 96.0% | 137 |
Greenwood | 5 | $108,500 | $178 | $153 | 16.8% | 610 | 95.7% | 29 |
2011 MLS Sales Results by Building: Least and Most Expensive Units
Project | MIN $ | SF | $/SF | Max $ | SF | $/SF |
W Austin Hotel & Residences | $540,000 | 840 | $643 | $2,325,000 | 3229 | $720 |
Austonian | $925,000 | 1606 | $576 | $970,000 | 1918 | $506 |
Spring Condo | $230,000 | 565 | $407 | $775,000 | 1704 | $455 |
Nokonah | $210,000 | 771 | $272 | $1,200,000 | 2497 | $481 |
360 Condominiums | $245,500 | 728 | $337 | $555,000 | 1280 | $434 |
Austin City Lofts | $385,000 | 1087 | $354 | $1,081,500 | 2747 | $394 |
904 West | $189,000 | 577 | $328 | $315,000 | 891 | $354 |
Shore A Condo | $168,400 | 535 | $315 | $616,250 | 1513 | $407 |
Brazos Lofts Condo Amd | $306,500 | 1084 | $283 | $470,000 | 1476 | $318 |
Plaza Lofts | $315,000 | 1243 | $253 | $625,000 | 1897 | $329 |
Five Fifty 05 | $275,000 | 1117 | $246 | $830,000 | 2832 | $293 |
Milago | $188,000 | 865 | $217 | $855,000 | 1927 | $444 |
Railyard Condo | $139,000 | 494 | $281 | $274,000 | 1125 | $244 |
Brown Building | $190,000 | 754 | $252 | $476,250 | 2029 | $235 |
Cambridge Condo | $248,000 | 1189 | $209 | $424,000 | 1912 | $222 |
Brazos Place | $169,900 | 723 | $235 | $340,000 | 1324 | $257 |
Avenue Lofts | $225,000 | 1152 | $195 | $485,000 | 1614 | $300 |
Sabine On 5th | $180,000 | 951 | $189 | $310,000 | 1454 | $213 |
Towers Town Lake | $219,500 | 1357 | $162 | $570,000 | 1743 | $327 |
Greenwood | $100,000 | 608 | $164 | $120,000 | 594 | $202 |
Exclusive: January & February Sales Fetch Higher Prices
We've updated the AustinTowers | urbanspace Downtown Austin Condo Market Index for January and February, 2012, and our seasonally neutral 12-month tracking index set four new records. With January and February sales included, the 12-month tracking index set records for the highest $/square foot ($336), average sales price ($405,503), newest units (avg 1997) and shortest average days on market (78.8) as well. When combined, the two months saw a 20% increase in condo sales in comparison to the same time period in 201.
January, 2012 Downtown Condo Sales
Month | Sales | Avg. Price | $/SF | Avg SF | Avg Year | % Ask | ADOM |
Jan-08 | 5 | $384,600 | $315 | 1,172 | 1991 | 93% | 73 |
Jan-09 | 4 | $358,225 | $321 | 1,129 | 1996 | 93% | 85 |
Jan-10 | 6 | $274,547 | $291 | 953 | 2005 | 96% | 127 |
Jan-11 | 6 | $289,650 | $265 | 1,086 | 1989 | 98% | 139 |
Jan-12 | 11 | $601,195 | $388 | 1,450 | 2003 | 96% | 103 |
YoY Change | 83% | 108% | 46% | 34% | 14.00 | -2% | -26% |
February, 2012 Downtown Condo Sales
Month | Sales | Avg. Price | $/SF | Avg SF | Avg Year | % Ask | ADOM |
Feb-08 | 6 | $279,017 | $309 | 897 | 1977 | 98% | 89 |
Feb-09 | 6 | $400,833 | $322 | 1,258 | 1998 | 90% | 116 |
Feb-10 | 8 | $291,938 | $292 | 1,002 | 1979 | 94% | 50 |
Feb-11 | 14 | $460,327 | $353 | 1,128 | 1996 | 97% | 143 |
Feb-12 | 13 | $505,673 | $371 | 1,212 | 2002 | 93% | 87 |
YoY Change | -7% | 10% | 5% | 7% | 6.00 | -4% | -39% |
One of the factors driving high sales values was the inclusion of two big dollar sales. One of these was another $2.3 million sale in the W and the latter was a $2.6 million sale in the Austonian, the most expensive unit recorded in MLS since we began tracking downtown sales 4-years ago. As a result, both months show significant improvements in price, $/SF, and size. Days on market continues to improve, showing increased strength in the downtown market. Sales also showed a shift toward higher price bands with 2 units sold for less than $200K, 5 units sold for $200K - $300K, 11 for $300K to $500K, 3 X for $500K to $1 million, and 3 for more than $1 million.
Top buildings during the two-month period were 360, Spring and Milago with 4 sales. The remaining sales were spread across 9 additional buildings. As usual, additional private sales -- which are not reflected in the MLS data -- continued to close at Spring, Four Seasons, the W and Austonian.
See the full index here.
Migration, Job Growth Likely to Push Real Estate Prices up
According to Employment Spectator, Austin will add more than 45,000 jobs in the next 2-years as well as 88,000 new residents swelling the metropolitan area population to more than 1.8 million by the end of 2013. Today, Apple alone announced plans to build a new $300M+ campus in Austin to hold 3,600 new employees.
According to the article, "Angelos Angelou, who published his firm's 26th annual forecast on Thursday, the major drivers in job growth would be venture-backed startups, renovation of tech companies already functioning in the area, and a stronger real estate sector. To this would be the added the factor of immigration of skilled labor from other parts of the country infusing new blood in the local human resources pool.
Experts say that except a miss in 2009, Angelou's economic reports for the past 26 years have been able to predict Austin's economy with fair accuracy. The only miss of 2009 was, however, on a positive note as he predicted a job growth of only 2000 positions, while Austin outdid itself by adding 16, 000 new jobs against the prediction.
Point to note, is that Austin's performance in employment growth has been quite poor in the last two fiscal years with a meager growth rate of 1.7 percent, while other cities in Texas had an average job growth rate of 2.3 percent. Last year, Austin added only 12, 800 jobs to the local economy."
In addition, "The report expects a spurt in real estate activities during 2012-13 with an estimated 8, 000 new apartment units and 14, 500 single-family dwellings.
Austin's development is also expected along entertainment industry events including the unabated growth for South by Southwest festivals, the Austin City Limits music festival, and the city's first Formula One auto race scheduled to launch in November. According to the report, only the Formula One event can have an economic impact of an additional $500 million annually."
Starting Today: Friday & Saturday Night MetroRail Service
According to the article, "The city-funded service will begin March 23. But Capital Metro on its own dime will have late Friday and Saturday service for the two weekends prior, starting March 9. Like the ongoing service to come, the March 9 and March 16 Friday trains will run until midnight rather than stopping about 6:30 p.m. But the Saturday service March 10 and March 17 will begin much earlier than what will happen beginning March 24. For those first two weekends, because of expected heavy demand during the South-by-Southwest festivals, Capital Metro will run Saturday trains every 34 minutes from 10 a.m. to midnight. On March 24 and thereafter, the trains will run on 35-minute intervals starting at 4 p.m. and ending at midnight."
The Coming Transformation of South Lamar
According to the Austin Business Journal, "Six apartment projects are currently being planned or are under construction, adding nearly 1,700 apartments in the next few years. Areas where apartment complexes being planned include Sterzing Street and Barton Springs Road; 1717 Toomey Road; South Lamar Boulevard and Juliet Street; South Lamar Boulevard and Treadwell Street; 1219 S. Lamar Blvd.; 1500 S. Lamar Blvd., currently under construction."
In addition, developers have announced plans to redevelop the strip mall that houses the Alamo Drafthouse and Highball into a more-dense multiple use project.
StudioDWG Rendering of South Lamar Plaza
StudioDWG Rendering of South Lamar Plaza
StudioDWG Rendering of South Lamar Plaza
Furthermore, the Statesman reports that "two prime properties just south of Lady Bird Lake are on the market, including a parcel where developers planned to build luxury condominiums priced as high as $6 million.
The recession halted plans for the condo project that was to be built on Barton Springs Road just east of South Lamar Boulevard. The site housed the trendy Mackedrick's Treehouse restaurant and nightclub in the late 1970s and subsequently other venues, but the angular glass building has sat vacant on the 1.5-acre tract for a quarter-century.
Now, that land and the adjacent Park Terrace Apartments, a 65-unit complex that was built in 1962 and renovated in 2001, are being offered for sale. Brokerage firm ARA Central Texas is billing the parcel as "an unparalleled development opportunity" to own about 4 acres with unobstructed downtown views."
Previously, the treehouse restaurant and nightclub site were to house 1155 Barton Springs, a super high-end low-rise condo project adjacent to Peter Pan golf and the train tracks. The 27 units were originally priced at $1 - $6 million in a project that was often shown as a poster child of condo boom excess.
While there is strong demand for South Austin housing -- south Austin rents are among the highest in the City, often as high as downtown rents -- the south Austin neighborhoods remain many of the City's most iconic and resistant to change. Many people fear that further development and gentrification will damage the charm that makes the area so popular and eclectic. We will continue to track these developments as they proceed.
Hike & Bike Boardwalk Underfunded but Project will Proceed
The Hike and Bike Trail that runs alongside Ladybird Lake in downtown Austin is one of the City's most-valued recreational areas. 3,000 - 15,000 people use the trails each day to run, walk, bike, or relax. Unfortunately, the trail loop is incomplete: a 1.1 mile gap on the south shore on either side of I-35 is a problematic hole in a much-loved 10-mile loop. Ttrail users who venture East of Congress Avenue on the south shore "must divert onto the narrow sidewalk and travel along busy Riverside Drive, crossing 35 busy business entrances and other points of conflict and crossing 6 lanes of I-35 access roads to travel east or west and use the south side of the Trail."
Last year, the City passed $14.4 million in bonds to build a boardwalk in the lake to close the entire 1.1 mile gap. The bonds were contingent on a contribution of $3 million in private funds to be raised by the Trail Foundation. This week, the Trail foundation announced good news: they have quickly raised $2.4 million of the $3 million goal and are increasing the target to $5 million to fund additional trail improvements.
Renderings of the New Boardwalk
According to the article, Howard Lazarus, director of the city's Public Works Department, said there are numerous options for coming up with the extra money — unspent bonds authorized in past elections, bonds that might be OK'd this November, short-term borrowing, even private donations — and that the project is not threatened. He said he anticipates settling on a source, or sources, for the extra money later this week, and that the city staff probably will make a contractor recommendation to the City Council by late March or early April. That would allow the project to begin construction by late May."
Aquatic Center, Water Slides, Lazy River Planned Downtown!
If this gets built, it will transform downtown daytime fun with a beautiful mix of architecture, pools, water slides, diving boards, lazy rivers, ballparks, running trails, lakes, and natural landscaping. The renderings below tell the full story.
According to the Austin Business Journal, "More details have been obtained about the YMCA's proposed public-private partnership for the Lamar Beach park area currently made up of the Town Lake Animal Center and ball fields north of Cesar Chavez between MoPac Expressway and Lamar Boulevard.
A team of architects, designers and engineers mostly from the Austin area worked with the YMCA and the city to come up with the concept of a sustainable multi-purpose park.
The YMCA is committed to raise $10 million to $15 million in capital for the project, estimated to cost $38 million to $42 million, said James Finck, president and CEO of the YMCA.
He said they hope to include $25 million to $30 million in funding for the project on the city's 2012 bond initiative. . .
The aquatic center will be open to the public and operated by the YMCA.
The 29-lane, 70-meter pool should be welcome news for swim teams that have trouble finding space to meet.
"We can't keep up with demand," Finck said. He said the YMCA will continue using its indoor pools.
Additionally, there will be a recreational pool with water slides and a lazy river.
Plans for the surrounding facility include offices, a multipurpose room, retail and a cafe.
Also planned for the 35-acre site is a bio-filtration pond, a boardwalk, a trail that runs along the roof of the aquatics facilities building, a multipurpose field that could host concerts and events, bike lockers and restroom facilities. The current roadways will be connected along the north and more parking will be added."
Free: 2012 Downtown Austin Guide!
Through special arrangement with UrbanSpace, a free copy of the new guide will be sent to any AustinTowers reader who requests one. To get your copy of the guide -- click here. It's a great resource -- get one while they last!
You can get your free copy of the Guide here.
Waller Update: 9 Design Teams Selected
On Monday, The Waller Creek Conservancy announced the results of the first phase of "Design Waller Creek: A Competition." Out of 31 submissions, nine design teams were selected will continue on to the next stage of the competition. The goal is to pick a design team lead development of a master plan for Waller Creek redevelopment across the southeast corner of downtown.
Waller Creek As it Flows through Downtown
The lead design teams chosen by the independent jury to advance to Stage II includes a good selection of local and national design firms:
Burgos & Garrido Arquitectos and Miro Rivera Architects
Civitas and BIG New York City
CMG and Public Architecture
James Corner Field Operations and SHoP
!melk and Page Southerland Page
Michael Van Valkenburgh Associates and Thomas Phifer & Partners
Stoss Landscape Urbanism and Saucier & Perrotte
Turenscape and Lake | Flato Architects
Workshop: Ken Smith Landscape Architect, Ten Eyck Landscape Architects and Rogers Marvel Architects
In Stage II, the lead designers must assemble complete integrated design teams that are capable of executing the project. To assist in this effort, the Conservancy will host a networking session to provide an opportunity to local consultants and contractors, including small, women- and minority-owned and small, disadvantaged businesses, to meet with the nine lead design teams for potential opportunities to team up during Stage II of the competition. The networking event will be held February 28, 2012 at the Palm Door on 401 Sabine Street from 10 a.m. to noon.
The lead designers will decide who and which disciplines they choose to include, with a focus on the design phase as opposed to construction. The target audience for the networking session includes architects and landscape designers; civil, structural and MEP engineers; cost consultants; project/program management; urban planning and design, and specialty design consultants.
"Waller Creek presents a unique landscape challenge and we will see some incredible teams formed to respond to this challenge in the next phase," Stephanie Lee McDonald, executive director of the Waller Creek Conservancy, said. "This process, the first of its kind for Austin, has been thrilling and we are eager to see the work of the teams selected to advance to Stage II."
Exclusive: Full Year Analysis of 2011 Downtown Austin Condo Sales
2011 Analysis: Downtown Austin Condo Sales
2011 showed new market strength as volumes, prices, and $/SF rose broadly across the market. With the addition of new, high-end inventory at the W and Austonian, the market saw increased breadth with more sales in mid and high-price bands. Sales were up 16% from 2010 and 74% over 2009.
With very few new condo units on the horizon, inventory is rapidly decreasing as more units are selling quickly at prices close to the asking price. By almost any measure, it's the strongest downtown Austin condo year in recent memory. If interest rates stay low and lending standards continue to return to more normal levels, 2012 should be a strong year for condo resale and condo values.
With new pricing records set throughout the year -- and a few big dollar unit sales --- the average condo price rose an amazing 13% to $388,157. During 2011, 195 downtown condo units sold -- not including additional non-MLS sales at the Austonian, W Residences, Four Seasons, and Spring -- for a record average of $329 / SF. Unit sizes were unchanged from last year and slightly newer, continuing a four year trend that has moved the average year of construction from 1983 in 2008 to 1996 today.
While the year ended strong, it is important to note that much of the increase in value, and a small part of the increase in volumes, comes from the expensive new units that sold in the big new projects. Not all existing buildings saw the same market average price appreciation: there were winners (Nokonah +16% $/SF, Milago +8%, Towers Town Lake +7%) and losers as well (Brown Building -11% $/SF, Brazos Place -11%, Cambridge Condos -8%). Buyer preferences seems to be favoring newer, nicer, taller buildings.
Downtown Condo Sales: 2008 - 2011
Month | Sales | Avg. Price | $/SF | Avg SF | Avg Year | % Ask | ADOM |
2008 | 130 | $345,856 | $308 | 1,126 | 1983 | 96% | 93 |
2009 | 112 | $330,344 | $296 | 1,106 | 1991 | 94% | 88 |
2010 | 168 | $343,983 | $294 | 1,142 | 1992 | 95% | 100 |
2011 | 195 | $388,157 | $329 | 1,135 | 1996 | 96% | 83 |
Change | 16% | 13% | 12% | -1% | + 3.7 | 2% | - 27 |
A close look at the 168 recorded MLS transactions revealed the following highlights:
- Once again, 360 was the downtown project with the most sales (46 this year, 38 last year)
- 360 values, a good benchmark of the health of the market, were unchanged $377 / SF vs. $378 last year
- The newest projects had the highest $/SF: $620 / SF at the W, $557 / SF at the Austonian, and $436 at Spring
- The average time to sell a condo was 83-days, a 17-day decrease from 2010.
- 7 units sold for $1 million or more during 2011 compared with 8 in 2010, 2 in 2009, and 1 in 2008.3 of these units -- including two priced over $2 million -- were in the W. There were 2 sales each in Austin City Lofts and the Nokonah. There were likely many more unreported non-mls $1+ million sales in the Austonian, W, and Four Seasons.
- Despite a higher volume of sales, there were fewer values to be found. In 2011, only 27 units sold for less than $200,000 vs 38 units in 2010. The least expensive condo sold for $91,500.
- Units sold the fastest in Greenwood (29 days) and Milago (31 days) and slowest in Plaza Lofts (260 days) and the W (156 days).
While 2011 far exceeded 2010 results, it is also worth noting that the market was stronger on almost every dimension than the peak market in 2008. As we look forward, it seems that 2012 will most likely be defined by a continuation of the trends that we have seen over the last year: constant inventory, slow but steady sales at the new high-end buildings, a sell-out at Spring, a reduction in inventory priced below $200K, and a broadening of the resale market for larger, more expensive units.
Over the next few weeks, we'll continue to provide detailed analysis of 2011 results, including a full analysis of building-by-building performance.
New 23-Story Rainey Street Apartment Tower to Rise, Block Neighboring Views
The new 23-story tower will rise in the rapidly transforming Rainey Street neighborhood on a long-narrow site directly east of Milago and north of Legacy on Town Lake. The new project is likely to extensively block the views of residents in both units -- especially residents on the East side of Milago.
The project, to be named SkyHouse Austin, will be enormous, adding 320 apartments to the Rainey Street district. The development will also contain ground floor retail and restaurant space. The project will be designed by Atlanta-based Smallwood Reynolds Stewart Stewart Associations Inc.
Hopefully, the project will bring much-needed public-parking to the increasingly popular bar and restaurant district. Rainey street is one of the few corners of downtown that doesn't have a surplus of parking.
Exclusive: November and December Sales Set New Records!
Month | Sales | Avg. Price | $/SF | Avg SF | Avg Year | % Ask | ADOM |
Nov-08 | 8 | $460,973 | $322 | 1,361 | 1989 | 93% | 151 |
Nov-09 | 13 | $292,018 | $286 | 1,022 | 1995 | 96% | 78 |
Nov-10 | 11 | $264,200 | $258 | 1,032 | 1984 | 94% | 124 |
Nov-11 | 8 | $537,494 | $431 | 1,132 | 2008 | 98% | 78 |
YoY Change | -27% | 103% | 67% | 10% | 24.00 | 5% | -37% |
Month | Sales | Avg. Price | $/SF | Avg SF | Avg Year | % Ask | ADOM |
Dec-08 | 4 | $258,500 | $299 | 848 | 1986 | 95% | 89 |
Dec-09 | 8 | $386,813 | $343 | 1,129 | 1990 | 95% | 59 |
Dec-10 | 19 | $409,346 | $292 | 1,341 | 1996 | 96% | 96 |
Dec-11 | 14 | $629,211 | $394 | 1,465 | 1991 | 95% | 94 |
YoY Change | -26% | 54% | 35% | 9% | -5.00 | -1% | -2% |
One of the factors driving high sales values was the inclusion of two big dollar sales. One of these was a $2.35 million sale in the W, the most expensive unit recorded in MLS since we began tracking downtown sales 4-years ago. As a result, both months show significant improvements in price, $/SF, and size. Days on market continues to improve, showing increased strength in the downtown market. Sales also showed a shift toward higher price bands with 7 units sold for $200K - $300K, 5 for $300K to $500K, an amazing 8 for $500K to $1 million, and 2 for more than $1 million.
Top buildings during the two-month period were 360 with 7 sales and Spring & W which each had two sales. The remaining sales were spread across 7 additional buildings. As usual, additional private sales -- which are not reflected in the MLS data -- continued to close at Spring, Four Seasons, the W and Austonian.
See the full index here.
More Lady Bird Lake Improvements Planned
According to the Austin Business Journal, "The areas around Lady Bird Lake that will benefit from the grant include the South Shore Central subdistrict, South First Street to the west, and East Bouldin Creek to the south and west."
USPS: No More Downtown Post Office
Now, the U.S. Postal Service has confirmed the they will close the site next year and that they do not plan to open another downtown site. Once the site closes, downtown post office customers will need to go to the South Congress post office location for USPS service.
The downtown post office building may be the worst structure constructed downtown in the last century. It wastes a prime central block (Block 51) with an enormous elevated parking lot. It leaves all four sides devoid of retail, restaurants or cultural use. It places the structure in the middle of the block, far from the street and close to parked cars. It wastes a prime tall-building lot with a tiny 2 floor structure.
With mounting financial troubles and shifting demand for postal services, the USPS has been closing Post Office locations across the country. With the impending sale of the downtown site, it is no surprise that the USPS will not open a new site downtown. However, it is unfortunate that the growing pool of downtown residents -- many who do not own cars -- will no longer have a Post Office that they can walk to.
Sabine: the Next "Great Street"
With the Waller Creek tunnel eliminating the flood plain on the East end of downtown, Sabine (the street between Red River and I-35) may be the next street to be transformed into a downtown destination.
According to the Statesman, the City is looking to transform Sabine "between East Fourth Street and East Seventh Street into a promenade that, according to a 2010 master plan for the Waller Creek district on downtown's east side, "can become a catalyst for the revitalization of the area."
Although the promenade details remain to be worked out, that master plan for Waller Creek, which meanders just east of this section of Sabine, anticipates that more than 55 feet of the street's existing 80 feet of right of way would be given over to broad sidewalks on each side, with a double row of trees on one side and a single row on the other.
The makeover would be similar to other "great streets" designs the city has done and continues to do elsewhere downtown, but this one would be oriented even more toward those on foot and on bikes."
Since much of Sabine Street is undeveloped -- there are plenty of parking lots -- the street redesign would create a foundation for developers to in the Area. The goal would be for the street work to be completed by 2014 to coincide with the completion of the Waller Creek Tunnel project. At that point, the Eastern end of downtown is likely to experience rapid and dramatic redevelopment as a large area is removed from the flood plain.


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Explain the effects of the Haymarket Riot.
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The major effect of the Haymarket Riot is that it hurt American labor unions. It especially hurt the more radical unions and the Knights of Labor in particular.
Before the Haymarket Riot, the Knights of Labor were an important union in the United States. They were relatively radical since they included women, blacks, immigrants and unskilled workers and because they pretty much wanted workers to have more control over the factories where they worked.
But the Knights were destroyed by the negative public opinion connected with Haymarket. People saw them as dangerous, violent radicals and stopped supporting them and other unions like them. This had the long term effect of helping businesses prevent unions from organizing. Because of that, Haymarket worked to harm the interests of workers.
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"Black Thorn", a rollicking barrage of Celtic punk and folk- tinged hardcore... 13 tracks that celebrate the pride of the working class and Flatfoot 56's Chicago roots.
Since the year 2000 FLATFOOT 56 have steadily unleashed a rollicking barrage of Celtic punk and folk-tinged hardcore from the South Side of Chicago to an international audience with intense and positive party-like energy. Coinciding with their 10-year anniversary, FLATFOOT 56 launched the release of their 3rd official long player named "Black Thorn". Led by front man Tobin Bawinkel (Vocals/Guitar), along with his brothers Justin (Drums), and Kyle (Bass), and multi-instrumentalists Eric McMahon (Bagpipes/Guitar) and Brandon Good (Mandolin/Guitar), the band is fuelled by a sense of company that directly translates to their die-hard fans and highly energetic live shows. Produced by the STREET DOGS´ Johnny Rioux, "Black Thorn" tightly packs the group's eclectic and driving musical charge into thirteen tracks that celebrate the pride of the working class and their Chicago roots. A collection of songs that delves into weighty thematic content, Tobin explains that the cohesive theme of "Black Thorn" is a fundamentally universal one. "Everyone goes through hardships, but you aren't alone. Punkrock is about community and brotherhood. This record is our contribution to that." As cathartic as it is ambitious, "Black Thorn" is an emphatic assault that remains vintage FLATFOOT 56 in its effortless combination of Celtic instrumentation and street corner punkrock. Bagpipes and mandolins remain just as vital as drums and guitars in defining FLATFOOT 56's sound. While other bands run the risk of turning their message into overbearing banter from high on the soapbox, FLATFOOT 56 remain true to their ability to convey the profound all while allowing fans to get lost in the sheer energy of the music. The band's multi-faceted approach to their craft, both in substance and in presentation, ensures that from the novice to the die-hard fan, everyone walks away with a reason to come back. After ten years of tour vans, dive bars, late nights, diverse crowds, broken bones, blood, sweat and tears, FLATFOOT 56 offers sincere semblance of the tradition behind the music. When you have a reason to sing, you will sing louder. And when you have a reason to dance, you will bring the house down brick by brick. The band's sonic arsenal, which includes classic rough-and-tumble albums "Knuckles Up" and "Jungle Of The Midwest Sea", captures both the nostalgia of brass tacks st reet punk and hardcore as well as inspiration taken from traditional Celtic folk. Within this musical fury, FLATFOOT 56 attacks dark and pressing subject matter that speaks volumes of the values and principles on which the band was founded. The band's new album, "Black Thorn" will exclusively be released in Europe via People Like You Records/EMI on February 14th 2011 supported by a huge tour all over Europe in April. Watch out for tour dates and make sure you don't miss Flatfoot 56 rocking on stage.


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How would Iranians respond to an Israeli strike against their nuclear infrastructure? The answers given to this question matter greatly, as predictions about Iran's response will affect not only Jerusalem's decision, but also how much other states will work to impede an Israeli strike.
Analysts generally offer best-case predictions for policies of deterrence and containment (some commentators even go so far as to welcome an Iranian nuclear capability) while forecasting worst-case results from a strike. They foresee Tehran doing everything possible to retaliate, such as kidnapping, terrorism, missile attacks, naval combat, and closing the Strait of Hormuz. These predictions ignore two facts: Neither of Israel's prior strikes against enemy states building nuclear weapons — Iraq in 1981 and Syria in 2007 — prompted retaliation; and a review of the Islamic Republic of Iran's history since 1979 points to, in the words of Michael Eisenstadt and Michael Knights, "a more measured and less apocalyptic — if still sobering — assessment of the likely aftermath of a preventive strike."
The mullahs, in other words, face serious limits on their ability to retaliate, including military weakness and a pressing need not to make yet more external enemies. With these guidelines in place, Eisenstadt and Knights consider eight possible Iranian responses, which must be assessed while keeping in mind the alternative to preemptive action — namely, apocalyptic Islamists controlling nuclear weapons:
1. Terrorist attacks on Israeli, Jewish, and U.S. targets. Likely, but causing limited destruction.
2. Kidnapping of U.S. citizens, especially in Iraq. Likely, but limited in impact, as in the 1980s in Lebanon.
3. Attacks on Americans in Iraq and Afghanistan. Very likely, especially via proxies, but causing limited destruction.
4. Missile strikes on Israel. Likely: a few missiles from Iran getting through Israeli defenses, leading to casualties likely in the low hundreds; missiles from Hezbollah limited in number due to domestic Lebanese considerations. Unlikely: Hamas getting involved, having distanced itself from Tehran; the Syrian government interfering, since it is battling for its life against an ever-stronger opposition army and possibly the Turkish armed forces. Overall, missile attacks are unlikely to do devastating damage.
5. Attacks on neighboring states. Likely: especially using terrorist proxies, for the sake of deniability. Unlikely: missile strikes, for Tehran does not want to make more enemies.
6. Clashes with the U.S. Navy. Likely, but, given the balance of power, doing limited damage.
7. Covertly mining the Strait of Hormuz. Likely, causing a run-up in energy prices.
8. Attempted closing of the Strait of Hormuz. Unlikely: difficult to achieve and potentially too damaging to Iranian interests, because the country needs the strait for commerce.
The authors also consider three potential side effects of an Israeli strike. Yes, Iranians might rally to their government in the immediate aftermath of a strike, but in the longer term Tehran "could be criticized for handling the nuclear dossier in a way that led to military confrontation." The so-called Arab street is perpetually predicted to rise up in response to outside military attack, but it never does; it's likely that unrest among the Shiite Muslims of the Persian Gulf would be counterbalanced by the many Arabs quietly cheering the Israelis. As for Iran leaving the Nuclear Nonproliferation Treaty and starting an overt, crash nuclear-weapons program, while "a very real possibility," the more the Iranians retaliated against a strike, the harder they would find it to obtain the parts for such a program.
In all, these dangers are unpleasant but not cataclysmic, manageable not devastating. Eisenstadt and Knights expect a short phase of high-intensity Iranian response, to be followed by a "protracted low-intensity conflict that could last for months or even years" — much as already exists between Iran and Israel. An Israeli preventive strike, they conclude, while a "high-risk endeavor carrying a potential for escalation in the Levant or the Gulf . . . would not be the apocalyptic event some foresee."
This analysis makes a convincing case that the danger of nuclear weapons falling into Iranian hands far exceeds the danger of a military strike to prevent this from happening.
— Daniel Pipes is president of the Middle East Forum and Taube Distinguished Visiting Fellow at the Hoover Institution of Stanford University. © 2012 by Daniel Pipes. All rights reserved.


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Cyclist seriously injured after being hit by van near Fochabers
A cyclist has been taken to hospital with serious head injuries after being hit by a van in Moray.
The accident, involving a white Volkswagen van, happened in Ordiequish Road near Fochabers at about 16:15 on Thursday.
The male cyclist was taken to Dr Gray's Hospital in Elgin.
Ordiequish Road was closed while investigations were carried out.


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(1)The Education Act 1996 (c. 56) is amended in accordance with this section.
(2)In section 332A (advice and information for parents)—
(a)in the heading, after the word "parents" insert " — England ";
(b)in subsection (1), after the words "local education authority" insert " in England ";
(c)in subsection (2), for "given—" substitute " given by the Secretary of State. ";
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(3)After section 332A insert—
(1)A local education authority in Wales must arrange for any child in their area with special educational needs, for a parent of any such child and for a case friend for any such child, to be provided with advice and information about matters relating to those needs.
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Restricting direct access to an include page
Hiya guys.
Firstly, thank you for your help on the date() functions, they worked like a dream once i learned them.
I'm having a bit of trouble...i'l give an example below.
I have 2 pages, main.php and include.php.
I have made main.php call include.php and show its contents, but i do not want my visitors to be able to type in www.mydomain.com/include.php and see the contents of the file.
A couple of years back, i remember making a password protection section in PHP, and i think i used a 'if requested, display("restricted area") kind of thing, but i cannot remember.
Could someone just refresh my memory please
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Try defining a constant at the top of main.php
Then on your include files, right at the top put thisCode:define('CONSTANT_NAME', true);
Code:<?php if ( !defined('CONSTANT_NAME') ) { header("location: main.php"); } ?>


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We have a microwave with a fan which blows the exhaust back into the room and does nothing about the smoke/odors. We want to 1) put in a duct to the outside, either to the side or to the roof 2) get a real hood But starting with #1, I'm worried that we might put in a duct that is too small or otherwise ineffective. Any advice? Because of an eave they might want to run the duct back towards the window over the sink, so that would be another bend. It's a 2 story house with a bathroom above and I think venting all the way to the roof would be complicated. I'm not too worried about a metal duct running on top of the cabinets but that's something to think about too. And this is Colorado with a well insulated house, so maybe we would have to open a window for make up air while cooking? Not a big deal even in winter I think. |
This post was edited by olreader on Tue, Mar 18, 14 at 16:35
Follow-Up Postings:
It depends on the fan and the length of the ducting. See the install guide for the fan you are considering. There is something called "equivalent feet" in ducting. For example a duct run that is 20 feet long with 3 or 4 elbows or turns in the ductwork will not perform the same as ductwork that is 20 feet straight. Each turn or elbow (depending on its configuration and actual angle) has a mathematical value of its equivalent feet. These figures are all added together to get the ducting total equivalent feet. That is what should be used to make sure the duct is long enough for the fan. The need for makeup air will be determined by the cfm of your fan and local codes. If you want to avoid the extra expense of adding makeup air, then keep the fan size below where it is required. Check with your local building department for this info. |
I just put one in, nearly exactly in your configuration. I ran through the top of the cabinets and out the wall. Mine is 8" round duct, but it is 900cfm on high. I believe many residential hoods are only 6" ducts. Mine was too large to run above the cabinets and still be hidden by crown, but goes through top of 42" cabinets quite nicely, and I cant reach that top shelf anyway, so I didnt mind giving up the cabinet space. I just couldnt use glass front cabinets in that stretch. Also, having it through cabinets may make it come out low enough that your eave isnt an issue. |
What Julie said. First choose the vent hood you want. Then look at the specifications for it. It will explain to you exactly what Julie did, only with figures. A.J. Madison is good at having installation guides for appliances they sell. In fact, they are better than some manufacturers websites. |
Here is a link that might be useful: A J Madison
Thanks for the good answers, I found OOTM's experience encouraging. If 6" or 8" is all we need I think we can find a place for that. We were getting some bids for other work last week and asked about getting a duct put in. That was a lot of progress, we have been thinking about a hood since we moved in 4 years ago. We make decisions very slowly around here....we will probably pass on getting a duct put in now, and maybe eventually we will start looking at what hood to get... |
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5 Stocks Setting Up to Break Out
Horizon Pharma
One stock in the biotechnology and drugs complex that's starting to flirt with a major breakout trade is Horizon Pharma (HZNP - Get Report), which develops and commercializes medicines to target unmet therapeutic needs in arthritis, pain and inflammatory diseases. This stock hasn't done much in 2012, with shares virtually flat on the year.
If you look at the chart for Horizon Pharma, you'll notice that this stock was stock in a nasty downtrend from its November high of $8.98 to a recent low of $3.05 a share. During that downtrend, shares of HZNP consistently made lower highs and lower lows, which is bearish price action. That said, the stock has now started to trend sideways for the past month, and it's been making higher lows and higher highs, which could be indicating the start of a bullish trend change.
>>5 Rocket Stocks Worth Buying
Traders should continue to look for long biased trades in HZNP if this stock can manage to stay above its 50-day moving average of $3.70, and if it can trigger a near-term breakout above $4.10 a share with volume. Look for volume on that move that's near or well above its three-month average action of 58,115 shares. At last check, volume today is big with over 475,000 shares traded and HZNP has hit a daily high of $4.21. As long as HZNP is trending above $4.10 with strong upside volume flows, then this stock should setup to trade back towards its next significant overhead resistance levels at $4.50 to $5.40 a share. Since the upside volume was strong yesterday and is today, then the probably if this stock spike big is high on a close over $4.10 and near its daily highs. Follow @stockpickrCheck Out Our Best Services for Investors
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This cream has a really nice texture and my hands feel moisturized especially since I have a tendency to wash my hands a lot. The smell is really nice but it can be too much so if you are sensitive to smell, i would say test this out first and have it on your hand for awhile before you buy it. Only need a small amount which is a good thing cause the tube is pricey. I prefer this over L'occitaine.
More reviews by xificanthaveyou
I love this cream! I get very dry hands in the winter and this works like a charm; I don't even notice it in the day because this cream works so well. I'm not obsessed about hand creams so I have only ever tried two other hand creams, and both were not pleasant - one stung and the other had to be reapplied every time you washed your hands; it simply didn't sink in. This is far from either! It sinks in after half a minute, tops and it isn't greasy, nor stingy. The scent is nice, but can be a tad nauseaus if you've gotten used to it (or maybe it's because I've just had some heavy apple juice...)
Carry some of this in my purse and keep some at home. Love the smell and love the way my hands feel afterwards-- not oily and mega moisture. :)
A couple of years ago, I received a tube of The Body Shop's Almond Oil Daily Hand & Nail Cream as part of a Christmas present. At that time, I was on the hunt for another hand cream as my lotions from Victoria's Secret and Bath & Body Works were not providing much relief for me. I already had a trip to Las Vegas planned, so I threw in the tube of hand cream from The Body Shop into my suitcase and decided to test it out in the dry climates of Nevada. To my delight, it worked well and I have been a dedicated user of this product ever since.
The hand and nail cream is a light non-greasy formula that includes almond oil and soy oil to help repair skin's moisture barrier, restore moisture, and add smoothness to your hands. The shea butter softens and vitamins A, E, and F nourishes skin. The beeswax moisturizes as well as conditions the nail beds. The cream has a soft almond scent unlike some of the stronger scents from the Victoria's Secret or Bath & Body Works lotions.
I use this on a daily basis during the day and follow up at night with my Kiehl's hand cream. I also find that this hand and nail cream is perfect to use when giving manicures. I usually follow up the manicures I give myself at home with this product. While I admit that the price of this product is a bit high ($16.00 for a 3.4 fl. oz. tube), it's a good and long lasting product, especially when you factor in the organic and community trade ingredients incorporated into the cream. Furthermore, you don't need a lot of product to moisturize your hands, so it lasts a while for me. I highly recommend this product for people who are graduating from the heavy scented lotions and looking for real relief.
2 out of 2 people found this review helpful. Did you? Yes No
The price is approximately double what I'm prepared to pay for an everyday hand lotion, so this is in my wish/gift list rather than a regular purchase. If it were more reasonably priced, I'd be buying it over and over again. As many before me have said, the scent is divine - light, almondy, refreshing, clean - and the texture of the lotion is light, quite oily at first, and nourishing. It's great for hands, nails and cuticles. It quickly sinks in and is such a treat to apply. LOVE.
This is my HG hand cream! I've repurchased it four times and will continue to do so. My hands and cuticles get very dry and this does a great job at moisturizing them! I'm not one for heavy, greasy lotions that take forever to absorb. This is very nourishing without being greasy. It's fast absorbing and leaves my hands feeling very soft. I also love the amazing almond scent. One of my favourite products all around!
Like this product a lot. To begin with I already have nice hands which arent too dry. So this serves as the perfect light weight moisture i need for the day. Its not greasy and smells good. Overall a great product for some daily use for normal not very dry hands.
lets start with the fact that I don't have dry hands, this hand cream is moisturizing, smells very good but the smell is also VERY strong ( sweet almond scent ) which will fade completely in 20-30 minutes max. it does nothing to my weak nails. It absorbs quickly & doesn't leave a sticky film. I will buy it again & again for its lovely scent.
At first I got a sample of this in the Body shop. I used it up in no time and repurchased the full size product. Like everyone else says: It absorbs really fast into the skin and makes my hands all smooth and the dry skin says goodbye! For me its a MUST during the Winter days! The scent is amazing too! I love it! Already recommended it to a couple of my friends!
I can honestly say that this is one of the best hand creams I've ever used. I like the fact that it is fast absorbing and very light! I can't stand greasy hand lotions. Also, ever since they discontinued their Almond Body Butter, I've been dying to find something ALMOND in the store! The smell is fantastic, and once I apply this lotion I can't stop smelling my hands. Would definitely repurchase!


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Caffenol-C processing (#3)
Shot a roll of T-Max 100 in a Holga TLR at the Lomo workshop, and then we processed them in Caffenol-C! Only got 2 1/2 good shots from my roll, due to a combination of underexposure (it was a grey, rainy day, though I did use the flash), and slightly underprocessing — we're guessing it could have stood another minute or two. But still, exciting! Instant coffee, Oxyclean and Vitamin C powder! This one came out lighter than most of the rest of the roll (and blurry!) because it was a bulb exposure of nearly a full second.
Taken by bridgetj with a Holga 120 TLR (available in our Online Shop) loaded with Kodak T-Max 100 film in Toronto, Canada. These tags describe this photo: long exposure, burry, rain, holga, caffenol, workshop, toronto, urban, city, street, b&w, and outdoors. Date: 2012-10-27. Time: Afternoon. This photo can also be found in the albums Toronto in (and after) the RainBack in Black (and White) - 2012Oot and aboot Toronto #7 (September - December 2012)Caffenol-C Workshop at the Toronto Lomo Store.Please login to get more out of this site
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Salotto & Roda
Salotto & Roda restaurant/boutique is an exciting new concept with a twist. Situated in the heart of the city of London, Salotto brings you the great culinary skills of italian top chef Paolo Parlanti in a striking and elegant interior, whilst on the first floor, Roda allows you to experience the traditional quality of Italian made to measure.
£41 and over
Venue Details & Map
Salotto & Roda
- Address
31 Lovat LaneLondonEC3R 8EB
Book a taxi on +44 (0)844 556 0706 or with London's biggest car service app


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Hi, I've added new IPv6 address for rsync.gentoo.linuxant.fr . As my server is both IPv4 and IPv6 enabled, i keep syncing from IPv4 mirror, but i can also sync from IPv6 mirror, just a question of your preferences... I'm setting up a gentoo distfiles mirrors, as i'm switching to a new server with more space (and also a few more powerful :)) HTH. Xav' Llarian a écrit : > Added new IPv6 address for gentoo.llarian.net to mirror bug. > > http://bugs.gentoo.org/show_bug.cgi?id=39409 > > -D > > On Fri, 8 May 2009, Robin H. Johnson wrote: > >> As of today, I'd like to announce the beta availability of the Portage >> rsync tree for mirror rsync distribution via IPv6. >> >> rsync1.ipv6.gentoo.org just like rsync1.us.gentoo.org. >> >> The same ACL is in place, so you'll need to update your mirror bugs with >> your IPv6 address so that we can add them to the ACL. >> >> masterdistfiles.ipv6.gentoo.org will follow in a couple of weeks I hope, >> using a machine at OVH. >> >> >
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Come and take a look at what we have to offer!
The studio is owned and operated by Desiré Callaghan, artistic director and instructor. Miss Desiré is an associate member of the CDTA (Canadian Dance Teachers Association), Stage Division Tap and Jazz, and an Accredited & Certified ADAPT(Associated Dance Arts For Professional Teachers) teacher. All teachers at Dance Sensations are ADAPT Certified and Accredited with over 20 years of dance experience. Whether you wish to participate in our recreational or competitive program, you can be assured that you will receive quality instruction from a professionally accredited instructor. We offer classes in Tap, Jazz, Ballet, Lyrical, Musical Theatre, Hip Hop, Acrodance, Boys Hip Hop & Breakdancing, Pointe, and ADAPT and CDTA Exam classes. We also offer "You & Me" classes for our 18 months to 2 year olds, Creative Dance and Tumble Bugs for our 3-5 year olds, and Adult classes.
Come check out the studio and see the AMAZING programs we have to offer!
Moms and Dads, don't forget about our new program "PiYo LIVE" starting at the studio! If you're still interested in PiYo it't not too late!
Mark your calendars dancers! We are excited to have to Mr. and Mrs. Foley into the studio for a fun and exciting workshop on October 17th!
2014 Dance Schedule
Save The Dates 2014
Dance Sensations is also the home of "Elite Fusion" our competitive dance team. Our group of 45 dancers ranging in age from 10-21 travel to various competitions and conventions throughout Saskatchewan, Alberta, and the USA.
At Dance Sensations by Desiré our goal is that of working hard to develop your child's full dance potential in a warm, caring, and motivating atmosphere!
Come and Take a Look!
Dance Sensations runs out of two studios. Our facility also offers a waiting area and two washrooms!
Working with Mackenzie Green and Nathalie Heath!
Congratulations on a very successful competition season dancers. We are beyond proud of you all. In the picture above there are just a few of the many judges choice awards that we won. Dancers also came home with many overall awards. At 5678 showtime a numerous amount of our group dances got invited to Dance World Cup! Our studio was also named "1st Runner Up-Overall Group/Studio" and we also won a $1000 scholarship to go towards nationals and Dance World Cup. Way to go dancers and thank you for such a wonderful season!
September 15th-PiYo Begins
October 17th-Workshop with Mr. and Mrs. Foley!
Please browse through our site for more information on faculty, general guidelines, and class descriptions. Keep yourself informed with our calendar and special events pages.
If you would like more information on our classes or are interested in registering your child, please contact the studio at 781-4817 or email Miss Desiré.
Last Updated (Wednesday, 08 October 2014 23:24)
The NEW Dance Sensations Website!
Welcome to the New, Improved Dance Sensations Website!
New features include:
New Look and Feel
We've chosen a brighter and colorful online website. Random Dancers show up at the top of each page. Check out the new animated top menu!
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Our new members area now includes special access to Messaging (members can sned private messages to eachother!), Discussion Forums, Music & Songs downloader and player, and more!
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Last Updated (Sunday, 17 August 2014 15:13)